HomeMy WebLinkAbout08-30-19 Public Comment - W. Lutey - The MerinFrom:Whitney Lutey
To:Sarah Rosenberg
Cc:Shane Lutey; Agenda
Subject:Public Comment RE: The Merin, Application 19215
Date:Friday, August 30, 2019 5:10:58 PM
To the Planning Department and the City Commission:
As residents of the home located at 204 N. Bozeman, we face a significant impact from theproposed Merin structure. While the Downtown Bozeman plan requests additional, affordable
living spaces within the downtown corridor, this structure flies in the face of what ourcommunity need and wants. This structure is not marketed anywhere near affordable living,
nor does it fit within the neighborhood character.
We request that this project, as designed, is not approved, Citing the Code of Ordinancessection 38.230.100 Plan Review Criteria (items in bold are provided for emphasis noted
below);
7. Conformance with the project design provisions of article 5, including:
a. Compatibility with, and sensitivity to, the immediate environment of the site and the adjacent
neighborhoods and other approved development relative to architectural design, building mass,
neighborhood identity, landscaping, historical character, orientation of buildings on the site and visual
integration;
b. Design and arrangement of the elements of the plan (e.g., buildings, circulation, open space and
landscaping, etc.) so that activities are integrated with the organizational scheme of the community,
neighborhood, and other approved development and produce an efficient, functionally organized and
cohesive development;
c. Design and arrangement of elements of the plan (e.g., buildings circulation, open space and landscaping,
etc.) in harmony with the existing natural topography, natural water bodies and water courses, existing
vegetation, and to contribute to the overall aesthetic quality of the site configuration;
d. Landscaping, including the enhancement of buildings, the appearance of vehicular use, open space and
pedestrian areas, and the preservation or replacement of natural vegetation;
e. Open space, including:
f. Lighting;
g. Signage;
Compatibility and Sensitivity to Neighborhood, MassThe Merin, as designed at Bozeman x Lamme is not sensitive to the adjoining neighborhood.
Designed as a five story structure, the building will tower over the neighboring buildings. This proposed mass does not equate to the neighborhood. Of the four adjacent blocks to the
proposed project (N, E, S, W), no structure is five stories tall, save the Bozeman Hotel atRouse x Main. In addition, proposed design does not include a solar study of sun shading to
indicate changes in view shed and daylight available to neighboring structures.
Historical CharacterPer the Downtown Bozeman Improvement Plan:
“Downtown’s character is inextricably tied to the presence of historic buildings that lendarchitectural character and integrity to the sense of place… Beyond these districts, a 2016
historic inventory assessed over 100 buildings downtown.” 122 N. Bozeman Avenue wasincluded, noted as possibly historic per this inventory. The accompanying letter of approval to
the city for demolition of this site notes that the recent renovation of the site excludes itsconsideration as historic. Which is rather ironic, as the structure has existed at this location for
many years.
Landscaping This structure preserves none of the existing vegetation. Multiple 30+foot high, old trees will
be removed. Limited landscaping is proposed along with a limited number of tree plantings. The pubic interface with the proposed site is a cold hardscape with limited landscaping,
promoting runoff.
LightingOf large concern to the neighborhood is light pollution. The proposed design indicates
uplighting at each balcony for each residential unit, in addition to first floor lighting. Lightingoriented upward creates significant light pollution.
Zoning transitionThe City of Bozeman regulations are ill-equipped to fully evaluate a design within a zoneedge, with regards to the zone transition. The interface of B-3 to R-2 zone with a city streetserving as the transition is ill-conceived. And does a disservice to existing residences.
Parking
The most recent Western Transportation Institute (WTI) parking count and utilization studyfor Downtown Bozeman, most recently completed in 2017, indicated on-street utilization of
parking at interfacing blocks (Black x Beall to Montana x Lamme) observed over 85%utilization during peak lunch hours. This parking challenge continues throughout the day and
into the evening for residents and restaurant patrons.
Bozeman Avenue is frequently blocked off due to Dave’s Sushi daily delivery via tractortrailers parking mid-block for mid-day delivery of product to the restaurant. (Photos availableupon request)
B-3 Parking vs R Parking
B-3 parking requires a single space per residential unit. With Merin’s proposed 29 residencesand proposed retail, that results in 35 spaces. 6 of those spaces located on the habitually
congested street. If this structure was zoned residential, as the neighbors are, each bedroomwould require a parking space. For the proposed residences alone, residential zoning would
require 55 parking spaces. The zoning requirements indicate for a B-3 structure that lessspaces are required, however, how can the developer guarantee that each unit (regardless of
number of bedrooms) will only have one vehicle to park in a designated spot?
Transportation/IntersectionThe intersection of Bozeman x Lamme is a two-way stop. This intersection is exceptionallybusy, frequently crowded, and the location of many accidents.
Affordable Housing
This project proposes 29 condominium units for sale (per recent article in the Chronicle) from$400,000 - $1,000,000. This project will demolish the existing building at 122 N. Bozeman
Avenue which houses at least four affordable housing units. Thus displacing existing renters.
Construction accessPlanned construction access for Merin as proposed is located off of Lamme. This presents asignificant safety concern for elementary students who travel Lamme daily to & fromHawthorne school, 1 block away. Also indicates significant noise and traffic disruption toresidential neighbors.
Life Cycle questions
Upon completion of the build of this proposed structure, the builder will have a specific periodof time to right any construction wrongs. How long is the developer on the hook for building
upkeep and policy? How can the city ensure that this proposed structure will be maintainedsufficiently and have an adequate life? As the project is proposed as condominium units sold
beyond the reach of current residents, who will occupy the units? Will they be absenteeowners? Will these units become Air-BnB or VRBO rentals?
We've provided substantial comment on this project, and have attended most Design Review
Board meetings to voice our displeasure of this project. However, it's unclear if we have beenheard. Please recognize our efforts, read thoughtfully and consider the points made. This
project will jeopardize our home, our property values, and significantly change ourneighborhood. The proposed Merin is too large for the neighborhood, it does not belong at the
corner of Bozeman and Lamme.
kind regards,
Shane & Whitney Lutey204 N. Bozeman Avenue
Bozeman, Montana 59715406-580-8278